::grouphug::

I'm not any less torn. #1 feels a tad small, actually. I love the kitchen. I guess because it goes up and not out, it feels smaller than it is. Cute, cute, cute. They property itself is a blank slate and is in a beautiful rural area near DH's work. All the kids like it best. I seriously doubt they'd come down to our max, though. #4 had the cutest details; I'm a sucker for older-feeling homes. So dark wood banisters, wrought-iron light fixtures, wood stoves. Love. It had something in it that gave me a sinus headache, though. Probably dust. I really don't like its kitchen, though. it feels kind of cramped and we currently have a galley. The yard is all in front, and it's on a road that people drive fast on; fencing is a must. Expensive immediate project. Nice outbuilding, though it might need some holes closed up as birds nest in there. And there's an unfinished bonus room off the master that would be a great office/game room for DH. No shower in the MBA, though. great soaker tub, just no shower. It has a garage, too. They're listed right below our max. It will likely have a lot of little issues that will need addressing. Bare-bulb lighting in the closets, for example. #2 isn't as terrible as I thought it would be, but would still need new flooring, new cabinets and fixtures and appliances everywhere, new closet doors, probably new windows. It's livable, but very, very dated. And some musty smelling. It's been added onto a few times, and the seller wants a lot more than it probably is worth. But the important stuff is up to date. The water heat might need replacing soonest. Not sure about plumbing and electrical. I think the musty is really because you can't have carpet in GA and not run HVAC or otherwise have airflow. Just can't. I'd offer about $57k below what they're asking (which is almost $30k over our max). Beautiful, gorgeous property. That's what they're hoping will keep the price high. I'm not expecting to fall in love with a property or find the perfect one. I just really can't decide; they're all so different. and two may not negotiate, anyway. Still haven't talked to DH, though, so we'll see. I really think we're good custom build candidates... I just can't do that, though. Just can't. Not with DH so busy to the point where I'd be handling it all on my own.

edited because I'm dumb and tired.

It looks very similar to my door style, but not color.

That looks so cheerful!

I think that's my main problem. It's not 4 very similar options and the difference is something relatively minor; they're all very different. But this is what it's like for our price point and criteria. And they don't cross over often, so if we skip all of these, it may be a month or two before something else pops up. #1 raised their price by $10k after listing, by the way... ETA: chair rails. #1 has chair rails halfway up the wall with wallpaper or something under them. I like the contrast, but halfway is too high and annoys me. #3 has this going on in at least one room, but the wall is the same color above and below so it's not as noticeable. Fixable, but yes, subliminally irksome. Though I still think the meh is largely practical. They'll never come down to our max.

No it fell through 2 weeks after going under contraction. And we'll have to settle. Like was posted on another thread, we can either have property, location, or house. Maybe two. Not all three. Because our idea of "more land" isn't an acre, or two acres, it's 5 or better. But I agree, it shouldn't be done lightly because nothing sucks more than that size buyer's remorse! The two that have been sitting I think are ridiculously overpriced. But yeah, I do wonder about resale. I think both have sellers that do. not. want to make them move-in ready. One's estate-owned. It's never even been under contract. So much land, but super, super crappy house. Not falling apart, just brass-framed mirrored sliding closet doors, that 80's wood paneling everywhere, on a well, original everything--counters, floors, etc. It's possible the bones and guts are not good; I'm not sure. That's house #2. House #3 is still occupied by the owner, never cleaned up the house to have pictures done, lighting's all wrong (took a picture of the front of the house with the sun setting behind it). But I know for sure they've replaced the water heater, at least. Just sort of looks like a bachelor pad, except for the flowered wall paper in the bathrooms. But it's been rented out, under contract, on and off the market. I'm not sure what's going on there. I think he won't come down low enough to actually sell the house, or do what it takes to make it worth what he wants out of it. Just my guess. #4 is probably the best all around compromise, but it went so fast the first time.

I'll try to notice. One big thing is I know it will probably go under contract quickly. And the 5 acres of grass is not super exciting. Otherwise I guess just because it's sort of the middle option...nothing stands out like lots of square footage or lots of land. Now there's a #4, though. It's the one that got the fire lit under us a couple of weeks ago but went under contract on its third day. 4/2.5, 1987, 2 story w/garage, 2.5 acres with mix of trees and yard; 2.5 acre vacant lot on one side owned by the same people. Also close to DH's work. And just to clarify the work situation... closer and farther to his office is 10 minutes vs. 35 minutes. Plus DH drives around to job sites a lot, and comes home at random times (he does office stuff here a good bit). Most of his job sites are even further away than the office. So it's not a 9-5 where we're shortening the commute by an hour or anything like that. He might come home at 2:00 but be drawing stuff up and/or on the phone until 7:00. Or not; depends on the day.

The land of #2, for sure. I love it, though it's be a lot to manage. But I like its house the least. #1 is the cutest. So cute. #2 is the biggest, which sounds lovely after our stuff-to-space mismatch. Neighbors is one thing we don't want. ?

DH likes mostly woods; I like a mix of woods and field. But we both agree that the house needs shade trees. I'm not opposed to hiring someone to identify trees at risk of falling, though. The dogs and kids need about 1/2 acre of yard to run around in, which I think #3 has. And no, I'm not afraid of remodeling, though maybe that's because I've never done anything major. ?

apple juice is a good sweetener, too.

I feel like what we're buying with house #2 is potential, potential, potential. And privacy. A new house could be built pretty much anywhere, space is not the thing standing between us and any livestock we want, the closest property line is about 300'. But the house we'd have until realizing all or any of that? Crappy, to be honest. Not condemnable, though. #3 it's square footage and privacy. We can handle new insulation, roof, etc. if it's prioritized. Trees. Lots. #1 is namely proximity to work and a blank slate where we could landscape our privacy. We could do a small hobby farm there, as well. I'm just sort of meh about it for some reason. But I'm keeping it on the list.

I have T-Fal stainless steel with copper core and a Lodge cast iron. Both good, but not sure what your price range is...

No, just cramped. 1200 sq.ft. on a slab. ? But no, nothing is forcing us out, but I was tired of seeing houses come and go, and we do want land.

Heard! I've said, "Maybe we should just stay here..." so many times in the last 10 days. Just set up shelving in the storage unit and rotate toys and books and everything else... ? And our mortgage is stupid low. So another plus. Bears! I won't tell my youngest you said that. ? ? There's a pest service here that specializes in critter-proofing your house. But some of those are chicken predators, so good things to consider. I'm not sure I'd have them share a yard with our dogs on a different property; I'm pretty sure the dog smell is currently what's keeping the predators away.

I'm the DIYer. I think DH would probably veto my using a chainsaw, though. He's the "just hire someone to do it; that's why I work" person. Which is nice, really. But I manage the finances. I like this idea, though. I have a list of things we want, but I haven't prioritized them. We're in GA and trees are definitely a Godsend. The first thing I'd do is plant a River Birch on the southwest corner of house #1. Maybe like 3 all around those two sides, lol. And before y'all think we're rich, two of these could be classified as fixers (one absolutely), and we live in a pretty low COL area. These three houses are all pretty closely priced, too.

#2 and #3 are a tad outside DH's ideal transit time; it doesn't make it a deal breaker, but it's noteworthy. Otherwise it's more or less in the same area we're in now, just a bit further out. Closer to grandparents, same to church. All the stores and places we go will stay the same. #1 is closest to his work, but puts us a lot farther from grandparents and church, plus we'd have to change where we shop, which library we go to, etc. Bigger change for me and the kids. Again, not a deal breaker, but noteworthy. We're on a slab now, and I don't love it, but I guess I don't hate it. There's nowhere for the bugs to hide except in the house, though. The utilities take up interior space, too. A crawlspace or basement would be preferable, though.

Now I'm getting cold feet because what if we go through this and end up with buyers remorse??? Anyway, the 3 houses that are possibilities (each would need to come down by some or a lot): 16 year old house, 2040 sq.ft. two story traditional on 5 acres of grass, 3/2.5, no garage but there are outbuildings, slab foundation, 100% move-in ready, white with black door/shutters 29 year old house, 1617 sq.ft. ranch on 19 acres of mostly woods, 3/2, no garage, one outbuilding, crawlspace, needs at least a lot of cosmetic work, it looks iffy as to whether the vitals are in order 30 year old house, 3000 sq.ft., two story on 6.5 acres of nearly all woods, 5/2.3, garage, no outbuildings, basement, needs cleaning and some cosmetic, but doesn't look horrible. Photos are really messy (you can see someone's bra in one...) OUR home is 25 years old, 1176 sq.ft. ranch on about 1.2 acres of grass, 3/2 split, no garage or outbuildings, slab, all big ticket things replaced within the last 9 years (HVAC, roof, etc.), fenced yard. All three properties would need to have a section fenced for the dogs. We really needs space, but we really, really want privacy. Really bad. We should have a good bit of extra income indefinitely to do fixes and projects. But still, I was hoping for at least a dedicated school room. We have chickens, we want goats and/or a cow. I try to garden. But a lot of that is pipe dreaming, so...? None of these houses has the master separate from the other bedrooms, either. The bigger house on wooded property seems great, but there's not much space to garden and having trees felled is expensive. The "young" house hits most of our criteria, actually, but I'm not sure they'd come down to our max purchase price. It's the furthest from the area we're used to, as well. But closest to DH's office (not that he's there much, but still--headquarters). ETA: houses #2 and #3 have been sitting for 18 months; I think they're over-priced for their condition. Anyway, it's all unconventional and kinda crazy, but DH is busy with work and DD's tired of hearing this stuff, so lucky y'all, I'm dumping it here. ? ? ? P.S. sorry for all the weird edits, if anyone caught those. ?

No, but it's a similar set up, I'm pretty sure. I haven't asked. The listing agent is firm we'll get about $10k less than I think we can. But I'll list at his recommendation and just see what happens when the times comes. I've already made sure it won't mess with our loan options. That was the big concern. And I'm done. We're cleaning, taking the last bit of stuff to storage, but the bedroom is staying the way it is, and I might be done touching up paint. We'll see. I sort of hit a wall and need to just step back and chill for a bit. It would sell in this condition, just maybe give buyers more room or desire to negotiate more than I'd like. Or not; who knows. All I know is I'm tired!

Yuck. I'm so sorry. That would drive me insane, for real. I hope they respect the 24-hour thing.

Alright advise me, y'all. We have a 13x13 master bedroom which doubles as the office/man cave (DH's hobby is gaming). Currently on one windowless wall is a short booksehelf, our king-size wall bed, and a chest of drawers. This is the wall opposite the door. Along the door wall is a tall narrow shelf, an executive desk, and a tall bookshelf (matches the short one; the only two things that match in this room). On the wall that runs between them is the one window, and a TV with 3 consoles underneath it (it's close and perpendicular to the desk so one chair can serve either screen). Hopefully that makes sense. Is it a crime to just leave it this way? The staging thing is random here, really. Some places do, some don't, and some don't even clear the cosmetics off the counter or remove dirty dishes from the sink. It's not going to lose us $20k to leave it the way it is.

Sorry; you probably don't think that's funny. DH is doing nothing but collaborating occasionally, which is fine. I've got 3 kids I can boss around all day. ? We definitely disagree about what this house should look like in order to be photo ready.

Not yet. I don't dislike the listing guy; I just disagree with him. ? But I'll keep that in mind, and maybe that's an option.

I just meant if I want to work with this company; I don't think my buyer's agent could also be my listing agent. I could ask, but they seem to take a team approach. So if I wanted one person to do both, I think I'd need to go find a different company/person. It's an option.

Nope, no contract with anyone. He came one and did the walk through and "do this stuff" list. I think he didn't expect to come back until we were ready to stage, I did call him back pretty much for no reason. I guess we'd sign a contract then? It's the same company, but two different agents.